T4-Zoned Commercial
For Sale
$2,400,000
800 NW 36th St, Miami, FL 33127
Miami commercial land with redevelopment potential under current T4 zoning and access to established urban transportation options.
Property Size6,600 SF
Days on Market9
Property Features for 800 NW 36th St
General Information
Standard status
Active
Size
6,600 SF
Property subtype
Commercial
Building Details
Building Size
6,600 SF
Year Built
1924
Stories
1
Listing Agency:
(305) 989-3200
Listed By:
Phillip Delgado · License #3058962
(305) 989-3200
Source:
Elliman
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 23 at 9:26AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Phillip Delgado
Investment Insights
Based on property information with market context.
This commercial land offering is located at 800 NW 36th St in Miami’s Buena Vista district. The property is identified with T4 zoning, and the current zoning is described as allowing development of up to 65 units per acre. The site is positioned for redevelopment rather than continued reliance on the existing improvements, which date to 1924.
The surrounding area records a walk score of 68, a bike score of 53, and a transit score of 60. These ratings reflect a somewhat walkable, bikeable setting with good transit access. The property is also described as being within an Opportunity Zone market.
The surrounding area records a walk score of 68, a bike score of 53, and a transit score of 60. These ratings reflect a somewhat walkable, bikeable setting with good transit access. The property is also described as being within an Opportunity Zone market.
Key Highlights
- T4 zoning described as allowing development of up to 65 units per acre
- Commercial land at 800 NW 36th St, Miami, FL 33127
- Existing improvements date to 1924
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$215,330
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.97%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,306,600
$4.3M
Cap Rate 7%
$3,076,143
$3.1M
Cap Rate 9%
$2,392,556
$2.4M
Market Conditions
NOI Build-Up for 6,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$342.9K $51.96/SF
− Vacancy
−$35.3K −$5.35/SF
EGI
$307.6K $46.61/SF
− OpEx
−$92.3K −$13.98/SF
NOI
$215.3K $32.63/SF
Area
Miami, FL
Vacancy
10.30%
Lease Rate
$51.96 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,306,600
Cap Rate 7%
$3,076,143
Cap Rate 9%
$2,392,556
Alternative Uses
Best Use
Retail
$3.08M
$2.69M – $3.59M
NOI $215,330 @ 7.0% cap · market cap 8.97%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.46M
$3.90M – $5.20M
NOI $311,853 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,320
Businesses Nearby
Explore this area
Business Placement
Demographics for 33127, FL
27,692
Population
11,245
Households
2.5
Avg Household Size
37
Median Age
13%
College-Educated
69%
High-School Grad
3.3 sq mi
ZIP Area
8,392
Density / Sq Mi
$41,125
Median Household Income
$30,240
Median Earnings
$1,394
Median Rent
$398,800
Median Home Value
Market
Vacancy Rate% for Retail in Miami, FL
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Miami commercial land with redevelopment potential under current T4 zoning and access to established urban transportation options.
Where is this commercial land located?
The property is located at 800 NW 36th St Miami, FL.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: T4 zoning described as allowing development of up to 65 units per acre; Commercial land at 800 NW 36th St, Miami, FL 33127; Existing improvements date to 1924
